172 E2220 · Haworth, OK 74740

$115,000

4 bd · 2.0 ba · 2,396 sqft · Other · 23 Days on market

Built 2021 Fair condition

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.5/30.0
• Appreciation +10.0/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.0/5.0
• Schools +1.4/10.0

Listing remarks

Motivated Sellers! 4 Beds 2 Baths Like New Home! ?? 2021 Kabco Manufactured Home ?? Size: 1,674 sq. ft. ?? 4 Bedrooms | ?? 2 Bathrooms Features: & acirc; & euro; & cent; Open Floor Plan and all appliances come with home & acirc; & euro; & cent; Bedrooms: 4 generously sized bedrooms and large closets & acirc; & euro; & cent; Bathrooms: 2 full baths & acirc; & euro; & cent; Extras Included: Skirting and porches come with the home. ?? Move Required: The home will need to be relocated to your land or property. ??location: Haworth, OK ?? Contact Jerrod Lundry 580.977.9016 for more details or to schedule a showing!

Key facts

• Open floor plan
• Built 2021
• Listed 23 days

Tags

• OPEN FLOOR PLAN
• ALL APPLIANCES COME WITH HOME

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#669 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Haworth (rural): math 12% / reading 22% proficiency, ranked #207 of 270 in OK (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP; 16 units permitted in McCurtain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k appreciation (10.0% local appreciation)).
• McCurtain County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.79%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.7%
• Equity multiple: 3.41×
• Total profit: $77,676
• Equity at exit: $103,601

10-year hold

• IRR: 26.6%
• Equity multiple: 7.74×
• Total profit: $216,968
• Equity at exit: $223,420

Cash invested: $32,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 74740

• Home prices YoY: 5.9%
• Active inventory: 7
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $236

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 77%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $115,000 Active 23 DOM
2. 2026-06-17
   days on market $115,000 Active 22 DOM
3. 2026-06-16
   days on market $115,000 Active 21 DOM
4. 2026-06-15
   days on market $115,000 Active 20 DOM
5. 2026-06-13
   days on market $115,000 Active 18 DOM
6. 2026-06-12
   days on market $115,000 Active 17 DOM
7. 2026-06-09
   days on market $115,000 Active 14 DOM
8. 2026-06-09
   days on market $115,000 Active 13 DOM
9. 2026-06-08
   days on market $115,000 Active 12 DOM
10. 2026-06-07
    days on market $115,000 Active 11 DOM
11. 2026-06-04
    days on market $115,000 Active 8 DOM
12. 2026-06-02
    days on market $115,000 Active 7 DOM
13. 2026-06-01
    days on market $115,000 Active 6 DOM
14. 2026-05-31
    days on market $115,000 Active 5 DOM
15. 2026-05-26
    listed $115,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,655
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$3,345
• Taxable income: $1,063
• Est. tax owed @ 24.0%: −$255
• After-tax cash flow: $2,576/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 2 photos

Fair 40/100 Moderate rehab

The home requires significant repairs and maintenance, particularly to the roof and exterior siding. Upgrading these areas would significantly increase its value and make it more attractive to buyers and renters.

Repairs flagged

• Major roof — The satellite image suggests potential roof damage.
• Moderate exterior siding — The siding shows signs of wear and tear.
• Major fencing — The fencing is in poor condition and needs repair or replacement.
• Minor landscaping — The landscaping is simple and could be improved with some additional plants and landscaping features.

Value-add opportunities

• Both repair roof — Repairing the roof would significantly increase the home's value and make it more attractive to buyers and renters.
• Both upgrade exterior siding — Upgrading the exterior siding would improve the home's curb appeal and increase its value.
• Both landscaping and fencing — Improving the landscaping and fencing would enhance the home's curb appeal and make it more attractive to buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image suggests potential roof damage.	Major	$15,000–50,000
exterior siding · The siding shows signs of wear and tear.	Moderate	$3,000–15,000
fencing · The fencing is in poor condition and needs repair or replacement.	Major	$15,000–50,000
landscaping · The landscaping is simple and could be improved with some additional plants and landscaping features.	Minor	$500–3,000
Total estimated repair cost · 4 items		$33,500–118,000

Value-add ROI direction

• Both repair roof — Repairing the roof would significantly increase the home's value and make it more attractive to buyers and renters. ↑
• Both upgrade exterior siding — Upgrading the exterior siding would improve the home's curb appeal and increase its value. ↑
• Both landscaping and fencing — Improving the landscaping and fencing would enhance the home's curb appeal and make it more attractive to buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Haworth
• NCES district ID: 4014080
• Math proficiency: 12% ▼ -11.00%
• Reading proficiency: 22% ▼ -8.00%
• Median HH income: $35,980
• Composite: 14.05/100
• National rank: #9467
• State rank: #207 of 270 in OK

Livability — Haworth

• Score: 50/100
• State rank: #669
• US rank: #25571

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,953

Population outlook (McCurtain County) Hauer SSP2

• Today (2025): 32,668 people
• By 2030: 32,323 · -1.1%
• By 2040: 31,777 · -2.7%
• By 2050: 31,436 · -3.8%
• By 2075: 31,574 · -3.3%
• By 2100: 30,839 · -5.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 58% Native American 17% Two or more races 12% Black 10% Hispanic / Latino 3%
• Common ancestry: Slovak 1% Iranian 1% Italian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 1% Vietnamese 1%

Political lean MEDSL · McCurtain

• 2024 margin: Solid R (+68.9) · D 15.0% · R 83.9% · Other 1.1%
• 2008→2024 swing: -21.9pp toward R · 2008: -47.0pp · 2024: -68.9pp
• All cycles: 2024: R+68.9 2020: R+66.5 2016: R+63.9 2012: R+51.6 2008: R+47.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.07%
• Current HPI: 376.7182
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

1 event — show timeline

• 2026-05-26 Listed $115,000 FSBO.com